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Planning commission approves multiple RV and boat storage permits amid debate over conditional-use policy
Summary
The Livingston Parish Planning Commission approved several conditional-use permits for RV and boat storage on Sept. 4 while commissioners debated whether repeated conditional-use approvals in residential zones are creating de facto rezoning and setting a precedent.
The Planning Commission on Sept. 4 approved multiple conditional-use permits to allow RV and boat storage in residentially zoned areas while several commissioners warned the approvals could set a precedent that effectively rezones neighborhoods.
Commissioners approved applications including a 5.8-acre site off Louisiana Highway 441 filed for owner Von Page and two later applications for similar storage operations. The approvals came after presentation by Rudy Simcoe, who described layouts and said final site plans would return to the commission for technical review.
The debate centered on whether repeating conditional-use approvals in R-1 and R-2 residential districts undermines the distinction between conditional use and formal rezoning. “We’ve had 2 conditional uses before tonight. And now tonight, we got 3,” Commissioner Burns said, questioning when approvals become precedent. “After you do this so many times, it’s precedent setting.”
Commissioner Farris raised a separate point about the ordinance’s language. “I think we’re very vague in this ordinance on what can and cannot fall…what is a small business?” she said, calling for clearer guidance from the parish attorney or council.
Other commissioners defended case-by-case review. Commissioner Erde, who said he is familiar with one of the parcels, argued that a conditional use can be appropriate when a site’s specific conditions—vacant land adjacent to commercial corridors or interstates—make the storage use compatible. He moved the Von Page permit; Commissioner Guidry seconded and the commission voted unanimously to approve.
Planning staff confirmed applicants must return with preliminary and final site plans for engineering review; those technical reviews remain separate from the conditional-use approvals. Commissioner Burns and others pressed for clearer standards to distinguish neighborhood-serving small businesses from destination commercial uses that draw nonlocal customers.
The commission did not adopt new ordinance language at the meeting. Several commissioners asked staff to consult the parish attorney and council about tightening the definition of “small neighborhood business” or otherwise clarifying when conditional-use review is appropriate in residential districts.
Details: Von Page site — 5.8 acres, zoned R-2, located off LA Highway 441 in Council District 9. Applicant representative: Rudy Simcoe, McClen and Taylor. Outcome: motion to approve (mover: Commissioner Erde; second: Commissioner Guidry); outcome: approved.
